Section 112 of Income Tax Act: How to calculate income tax on long-term capital gains (2024)

Capital gains are taxed as per the tenure of holding investments. The gains on investments are broadly classified into long-term capital gains or short-term capital gains. The taxation of long-term capital gains is divided under two provisions, i.e. Section 112 and Section 112A of the Income Tax Act.

Latest Update:

Amendment to Finance Bill 2023 scrapped the indexation benefit for gains from debt mutual funds, and they will be taxed at investor’s slab rates. Thus, from 1st April 2023, gains from debt mutual funds with only around 35% equity exposure are going to be taxed at the investor’s slab rates and are considered as short-term capital gains.

In this article, we will know the tax rates applicable to transfer all the long-term capital assets (except capital assets covered under Section 112A).

Section 112 applies to whom?

Section 112 applies to all types of taxpayers, such as individuals, HUF, company, firm, resident, non-resident (not a company), a foreign company, etc.

What types of long-term assets are covered under Section 112?

Section 112 specifies income tax rates on all kinds of long-term capital assets, such as-

Listed securities
LTCG on zero-coupon bonds
Unlisted securities
Immovable property
Other long-term capital assets

This section does not apply to the capital assets covered under Section 112A below-

Listed equity shares where STT paid on acquisition or transfer
Units of equity-oriented mutual funds where STT paid on transfer
Units of business trust where STT paid on transfer

How to classify various capital assets into long term and short term?

See the table below to understand how capital assets are classified:

Type of capital asset	Long term	Short term
Equity mutual funds	12 months and more	Less than 12 months
Zero-coupon bonds	12 months and more	Less than 12 months
Equity shares (listed)	12 months and more	Less than 12 months
Equity shares (unlisted)	24 months and more	Less than 24 months
Immovable property	24 months and more	Less than 24 months
Any other asset	36 months and more	Less than 36 months

What is the tax rate on long-term capital gain covered under Section 112?

If there is LTCG on listed securities (other than units)
1. Tax rate is 10% on gains more than Rs.1 lakh
If there is LTCG on zero-coupon bonds
1. Tax rate is lower of-10% (without indexation)
2. 20% (with indexation)
In the case of a non-resident (other than a company) or a foreign company, if there is LTCG from unlisted securities or shares
1. Tax rate is 10% on LTCG without computation of capital gain in foreign currency and indexation. i.e. Tax = 10% x (Sale price – Cost of Acquisition)
For any other long-term capital asset such as immovable property sold by a resident – Tax rate is 20%

There taxation rates for various types of long-term capital gains are as follows:

Taxation Rates:

Type of asset	Long-term capital gains
Equity mutual funds	10% on gains more than Rs.1 lakh without indexation
Zero-coupon bonds	Lower of: 20% after indexation (Resident) 10% without indexation
Equity shares (listed)	10% on gains more than Rs.1 lakh
Unlisted equity shares (Resident)	20% with indexation
Unlisted equity shares (Non-resident)	10% without indexation (Non-resident)
Immovable Property	20% with indexation

How to calculate the tax liability if total income includes long-term capital gain?

If the total income of the taxpayer includes income from the transfer of long-term capital assets, then the income tax liability will be calculated as below-

Reduce the total taxable income by the amount of long-term capital gains (LTCG) and calculate tax on the income so reduced as per the normal applicable tax rates applicable to individuals or a HUF.
Separately calculate tax on the long-term capital gains at rates specified above.
Add both the amounts (1+2) to know the total tax liability.

Points to remember

In the case of individuals and HUFs, if the normal income, i.e. income excluding the long-term capital gain, is less than the basic exemption limit, then set off the unadjusted amount with the long-term capital gains and calculate tax on LTCG at specified rates (see example 2 below).
The benefit of the basic exemption limit mentioned above does not apply to non-residents.
Chapter VI-A deduction will not apply to long-term capital gains (see example 3 below).

Illustrations

1.Suppose an individual (below 60 years of age) has a total income of Rs 8 lakh in which long-term capital gain on sale of immovable property of Rs 1 lakh is included. So the tax payable by the individual can be calculated as below-

Reporting of LTCG in ITR form

Taxpayers must report income from capital gains in ITR-2 and ITR-3 forms. They must report the below details for reporting LTCG under Schedule CG of the ITR:

The full consideration value, i.e. sale value
Deductions under Section 48
Indexed cost of acquisition, i.e. purchase value
Indexed cost of improvement, if applicable
Expenditure exclusively and wholly in connection with transfer, i.e. transfer expenses

The LTCG will be automatically computed.

Set off and carry forward of Long Term Capital Loss (LTCG) under Section 112

The loss on sale of a capital asset held for more than the holding period is a Long Term Capital Loss (LTCL) as per Section 112. A taxpayer can set off the LTCL from one capital asset against the LTCG from another capital asset. As per the income tax rules for set off and carry forward of losses, a taxpayer can set off the LTCL against the LTCG only in the current year. However, a taxpayer can carry forward the remaining loss for 8 years and set off only against future LTCG.

Section 112 of Income Tax Act: How to calculate income tax on long-term capital gains (1)

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